HomeMy WebLinkAboutPD-63-93
THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: TYRONE.GPA
PUB L I C
M E E TIN G
Meeting: General Purpose and Administration Committee File
Date: Monday, April 19, 1993
PD-63-93
#:
File#: PLN 2.1.1, 86-039jDjN, 90-043jDjN
#
Subject: PROPOSED MODIFICATION TO AMENDMENT # 22 HAMLET OF TYRONE
APPLICANT: GEORGIAN WOODS FILE NO.: 86-039jDjN
PART LOT 8, CONCESSION 7, FORMER TOWNSHIP OF DARLINGTON
APPLICANT: MARCHANT FILE NO.: 90-043jDjN
PART LOT 8, CONCESSION 6, FORMER TOWNSHIP OF DARLINGTON
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-63 -93 be received;
2. THAT the proposed modification to the Tyrone Secondary Plan
within the Town of Newcastle Official Plan as contained in
Attachment #3 be approved;
3. THAT the Region of Durham be requested to amend the 1976 Durham
Region Official Plan to recognize Tyrone as a "Hamlet for
Growth" and to approve the proposed modification to the Town of
Newcastle Official Plan;
4. THAT Official Plan Amendment application 86-039jDjN submitted by
Georgian Woods and Official Plan Amendment application 90-
043jDjN submitted by M. Marchant and G. Byam be approved within
the context of the proposed modification;
5. THAT the Durham Region Planning Department, The Ministry of
Municipal Affairs, and all interested parties listed in this
report and any delegation be advised of Council's decision.
1 BACKGROUND
1.1 Currently the Town of Newcastle Official Plan recognizes a
Hamlet as either being a "Hamlet for Growth", or a Hamlet
whereby residential growth is limited to infilling andjor minor
extensions to existing development. Prior to approval of any
major expansion to a Hamlet, the status of that Hamlet must be
amended to a "Hamlet for Growth". Presently, growth within
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IlECYClEO PAPIER
PAPER RECYCLE
TI,IS IS PRiNTED ON RECYCLED PAPER
REPORT NO. PD-63-93
PAGE 2
Tyrone may only occur through infilling or minor extensions to
existing development. According to this Plan, maximum growth in
Tyrone may occur to a maximum of 115 units. There are
approximately 93 existing units and 20 draft approved units for
a total of 113 units. According to the Official Plan, lands
designated within the Hamlet of Tyrone possess a "Long Term
Residential Expansion Area" designation. Prior to development
of these lands, all lands designated "Short Term Residential
Expansion Areas" must be developed, and the status of the Hamlet
changed to a "Hamlet for Growth". However, when section 9 was
forwarded to the Ministry of Municipal Affairs for endorsement,
this Ministry deferred those policies dealing with "Long Term
Residential Expansion Areas". This included deferral of all
lands designated "Long Term Residential Expansion Areas".
Attachment # 1 is the existing Official Plan Schedule for the
Hamlet of Tyrone as approved by the Ministry of Municipal
Affairs on August 17, 1991.
1.2 The proposed modification to Schedule 9.4, the Tyrone Hamlet
Plan, and section 9 of the Town of Newcastle Official Plan is a
result of the following factors. Firstly, this will address the
Ministry of Municipal Affairs deferral of the "Long Term
Residential Expansion" areas in the text and the associated
Schedules. Secondly, residential development applications
(Official Plan Amendment, Rezoning and Subdivision applications)
were submitted on two separate parcels of land to redesignate
lands to permit for residential development. (Attachment #2)
section 2 offers more information with respect to these
applications. Lastly, a modification is proposed to resolve a
technical concern with respect to a condition of approval for a
plan of subdivision 18T-86062 which has received draft approval
from the Region.
1.3 The modification proposed by staff consists of changes to the
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REPORT NO. PD-63-93
PAGE 3
text and the schedule. with respect to the text changes, all
reference to "Long Term Residential Expansion Areas" will be
deleted. This includes section 9.4 (iii) and 9.4 (iv). section
9.3 (i) will be amended removing Tyrone from those Hamlets
restricted to growth through infilling, and section 9.2(i) will
be changed to include reference to Tyrone as a "Hamlet for
Growth" with a maximum of 140 units. Schedule 9.4, the Hamlet
of Tyrone Secondary Plan will also be amended. Changes on this
schedule include:
. deletion of all "Long Term Residential Areas"
. redesignation of some lands to "Residential Expansion"
. revise the Hamlet boundary in three locations
. designate and redesignate some lands "Area Subject to
Development Restrictions
. remove an access point
. relocate 2 access points
Attachment # 3 contains the proposed modification to the text
and Schedule 9.4. This should be referred to for more detail
with respect to the modification.
1.4
For the purposes of this report, Tyrone has been divided into 4
quadrants. They comprise the north-west sector, north-east
sector, south-east sector and south-west sector. The
modifications proposed and rationale supporting the
modifications are described in detail according to the quadrant
in which the modifications are located.
2.
PROPOSED MODIFICATIONS
QUADRANT #1 - NORTH-EAST (GEORGIAN WOODS)
BACKGROUND
In this quadrant, development applications (86-039 jDjN,
18T89092, and DEV 89-116) were submitted originally
proposing 24 residential lots. This application was
2.1
2.1.1
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REPORT NO. PD-63-93
PAGE 4
further revised showing the potential for 20 lots to be
developed. Based on the supporting hydrogeological study,
a maximum of 13 lots can be developed on lands located
within the existing Hamlet Boundary. The remaining 7 lots
are located on lands lying north of the Hamlet boundary.
The applicant submitted an Official Plan Amendment
application (86-039jDjN) which proposed the following
changes:
. amend the status of Tyrone making ita "Hamlet for
Growth" .
. Redesignate lands from "Long Term Residential
Expansion" to "Residential Expansion" and "Area
Subject to Development Restrictions"
. Extension of the hamlet boundary easterly to the lot
line and designation of these lands to "Area Subject
to Development Restrictions"
. Extension of the Hamlet boundary northward and
designate these lands "Residential Expansion"
On January 22, 1990, Staff forwarded a report to General
Purpose and Administration Committee requesting Council to
recommend that the Region of Durham deny those portions of
the development applications (86-039jDjN, 18T89092, DEV 89-
116) addressing northward expansion of the hamlet boundary
as Staff felt that any major expansion of the Hamlet
boundary is premature. This report also referred to the
remainder of the lands noting that the applicant should
resubmit plans for these lands and Staff will continue to
process that portion of the application proposing
development within the Hamlet boundary. Council adopted
these recommendations.
2.1.2
PUBLIC MEETINGS AND SUBMISSIONS
A Public Meeting addressing the related rezoning
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REPORT NO. PD-63-93
PAGE 5
2.1.3
application (DEV 89-116) was held in accordance with the
requirements of the Planning Act. This meeting was held on
January 22, 1990. At this meeting, a representative of the
Tyrone Ratepayers Association referred to a letter and a
petition having approximately 95 signatures. This letter
states that the Hamlet of Tyrone should not become a
"Hamlet for Growth" based upon the following concerns;
water supply, septic contamination, traffic, vandalism,
local property devaluation, increased taxes and loss of
local community spirit and rural atmosphere. Apparently,
the developers had met with the residents earlier however,
this letter states that the residents concerns were not
dealt with.
AGENCY COMMENTS
The Official Plan Amendment application (86-039jDjN) was
circulated to the following agencies for comment. Town of
Newcastle Public Works, Town of Newcastle community
Services, Town of Newcastle Fire Department, Region of
Durham Planning Department, Region of Durham Works
Department, Region of Durham Department of Health Services,
Central Lake ontario Conservation Authority, Northumberland
Newcastle Public School Board, Peterborough, Victoria,
Northumberland and Newcastle Roman Catholic Separate School
Board, Ministry of Agriculture and Food, Ministry of
Transportation, Ministry of Natural Resources, Ministry of
the Environment, and ontario Hydro. All these agencies
with the exception of Ministry of Transportation and
Ministry of Agriculture and Food had no objection to this
Official Plan Amendment application. The Ministry of
Agriculture and Food objected to expansion of the Hamlet
boundary northward as these lands are designated "Permanent
Agricultural Reserve" and expansion of the boundary would
be contrary to the Foodland Guidelines. If there is no
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REPORT NO. PD-63-93
PAGE 6
2.1.4
2.1.4.1
2.1.4.2
expansion to the northern boundary the Ministry of
Agriculture and Food comments would no longer apply. The
Ministry of Transportation was concerned that the lands may
be within the Highway 407 corridor. However, these
comments no longer apply as the Technically Preferred route
has been chosen and the route is situated some distance
south of the Hamlet of Tyrone.
STAFF COMMENTS
Staff can only support development on those lands currently
within the existing Hamlet boundaries to accommodate 13
residential lots. with respect to the remaining 6.7 ha
(16.5 acres approximately) located north of the hamlet
boundaries, Council has previously denied the applicant's
request to expand the hamlet boundary to the north. Since
then, the Province has issued "Growth and Settlement
Policy Guidelines" which now requires that development
"outside settlement areas" (ie: Hamlet boundaries) be
permitted only subsequent to a municipality undertaking a
comprehensive analysis which "demonstrates the need for the
proposed type and scale of development". This type of
analysis has not been undertaken to date. In addition,
those lands situated north of the Hamlet boundary are
designated "Permanent Agricultural Reserve" within the
Durham Region Official Plan. The Ministry of Agriculture
and Food are not favourable to expansion of the Hamlet
boundary as it would be contrary to the Foodland
Guidelines.
The applicant has submitted an engineer's report satisfying
the Town of Newcastle and Region of Durham that the subject
lands within the existing Hamlet boundary can support 13
residential units. Provided Tyrone's status is amended to
"Hamlet for Growth" as proposed in this report, Staff are
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REPORT NO. PD-63-93
PAGE 7
2.1.4.3
satisfied that the lands previously designated "Long Term
Residential Expansion Area" can be changed to "Residential
Expansion".
The easterly and southern portion of the site possess
environmental hazards including an intermittent tributary
of the Mackie Creek. As such Staff propose that these
lands be designated "Area Subject to Development
Restrictions".
Originally the Hamlet boundary followed the top of bank of
the stream valley. Extension of the Hamlet boundary
easterly squares off the Northeast side of the Hamlet and
will provide a definable boundary limit. However, these
lands can not be built upon, but they may comprise part of
the lot area of a residential lot. If this modification is
approved, these lands will require a restrictive zone such
as "Environmental Protection".
with respect to the residents' concerns, it is noted that
the hydrogeological report submitted by the applicant
provides assurances that the water supply will not be
impacted upon and contamination due to septic systems will
not occur. Tyrone is situated on Regional Road # 14.
Regional Roads are intended to support greater volumes of
traffic than local roads. Neither the Town of Newcastle
Public Works or Region of Durham Works Department conveyed
any concern with respect to increased traffic. with
respect to the vandalism, Staff do not concur that new
development will lead to increased vandalism. With respect
to devaluation of property values and increased taxes, it
is noted that Tyrone already has essential services and
rural growth is best accommodated in the hamlet.
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2.2
2.2.1
2.2.2
2.2.3
QUADRANT #2 - SOUTHEAST (MARCHANT AND BYAM)
BACKGROUND
Applications have been submitted (90-043jDjN, 18T90029, and
DEV 90-046) to permit a residential subdivision comprised
of 13 lots and a block for future development. The
Official Plan Amendment application proposed the following.
. change the status of Tyrone to "Hamlet for Growth".
. redesignate "Long Term Residential Expansion Area" to
"Residential Expansion"
. extension of the easterly boundary of the Hamlet to
the lot line and designating these lands "Area subject
to Development Restrictions"
As a housekeeping item, staff recommend that one of the
access points be deleted and the second be relocated,
reflecting the location of the road into the proposed
subdivision.
PUBLIC MEETING AND SUBMISSIONS
The Public Meeting for the other development proposal, DEV
90-046 (90-043 jDjN, 18T9 002 9) was held on July 23, 1990.
At this meeting one resident spoke in opposition to this
application as it proposes development of agricultural
land. Another concern was raised with respect to
stormwater management. The applicant addressed this matter
by stating that engineering reports were being prepared to
resolve these drainage concerns.
AGENCY COMMENTS
The Official Plan Amendment application (90-043jDjN) was
circulated to various agencies for comment. All responses
and Staff comments are similar to those for the North east
quadrant except for recent comments from the Ministry of
the Environment and Energy which indicated that the lands
at one time contained an orchard. Therefore, pesticides
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REPORT NO. PD-63-93
PAGE 9
used in this orchard may have contaminated the soils. The
applicant has advised us that they have submitted the
necessary report to this Ministry which addresses this
concern.
2.2.4
STAFF COMMENTS AND PROPOSED MODIFICATIONS
The applicant has submitted an engineering report stating
that the subject lands can support 13 residential lots.
Both Regional staff and Town Staff are satisfied with the
recommendations contained within this report. Since the
lands can only support 13 residential lots, the subdivision
plan has been revised deleting Block A and meldi~g these
lands with the abutting residential lot. As such, Staff
support the redesignation of the lands from "Long Term
Residential Expansion" to "Residential Expansion" provided
the status of Tyrone is amended to "Hamlet for Growth".
As with Quadrant #1, the lands designated "Area Subject to
Development Restrictions" possesses site specific hazards
which make development of the lands difficult. Lands
designated as such can not be built upon and if approved,
will be zoned accordingly. However, these lands may
contribute to the area of a residential lot. Originally
the Hamlet boundary again followed the top of bank.
Amending the Hamlet boundary easterly to the lot line not
only squares off the south-eastern boundary with the
existing boundary, but it provides a definable boundary.
2.3
2.3.1
QUADRANT #3 - SOUTH-WEST (E. JOST)
BACKGROUND
In this quadrant, an application proposing 11 residential
lot subdivision which has received draft plan approval
(18T86062). However, as a requirement of fuJfilling the
. . . .10
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REPORT NO. PD-63-93
PAGE 10
2.3.2
2.4
2.4.1
conditions of draft approval, the Ministry of the
Environment has stipulated that in order to reduce nitrate
levels, lot size must be increased. In order to accomplish
this, it is proposed that the Hamlet boundary be extended
to the south. This will in no way increase the number of
units obtainable. It will only provide for the ability to
create the 11 residential lots which have received previous
draft approval. By realigning the south-western Hamlet
boundary this would square off the Hamlet bringing it in
line with the existing south-eastern Hamlet boundary.
Extension of this boundary also realizes the alignment of
the intersection of the roads to 18T90029 and 18T86062.
This alignment was a request of the Town of Newcastle
Public Works Department.
STAFF COMMENTS
The modification in this quadrant is being proposed by
Staff. It is technical in nature only accommodating the
condi tions of draft approval on a plan of subdivision
previously approved by the Town and Region. Extension of
the southern limit of the Hamlet boundary and designating
the lands "Residential Expansion" provides the draft
approved subdivision with enough land area to support 11
residential lots as per the Ministry of Environment
comments. In addition, relocation of the access point
satisfies the Town of Newcastle Public Works Department.
If these modifications are approved, a revised subdivision
plan will have to be submitted to reflect the increase in
lot size as required by the Ministry of the Environment and
the realignment of the road servicing these lands.
QUADRANT #4 - NORTH-WEST
A draft approved plan of subdivision submitted by B. Heming
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REPORT NO. PD-63-93
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in the "Residential Expansion" area is unaffected by the
proposed modification in this quadrant. However, it is
proposed that those lands previously designated "Long Term
Residential Expansion" be removed from the Hamlet proper.
As noted earlier, these lands were deferred for further
consideration by the Ministry of Municipal Affairs. Upon
review of this situation, two options were available to
Staff in dealing with these lands:
· Option "A" redesignate the lands "Residential
Expansion" , or
· Option "B" - remove the lands from the Hamlet.
since no engineering andjor hydrogeological studies have
been conducted for the subj ect lands, the development
constraints of the lands are unknown. As such, it would be
inappropriate to redesignate the lands "Residential
Expansion". Staff have chosen Option "B" removing the
lands from the Hamlet. As a result, the Hamlet boundary
for this quadrant will be adjusted accordingly.
3 OFFICIAL PLAN
3.1 Durham Region Official Plan
3 .1.1 Within the 1976 Durham Region Official Plan, Tyrone is
identified as a Hamlet. Prior to major growth occurring
within a Hamlet, the Hamlet must be recognized as a "Hamlet
for Growth". As part of this modification, Staff propose
that Tyrone become a "Hamlet for Growth" with a maximum of
140 units. This proposal will be in conformity with the
Plan, which states that "Hamlets for Growth" shall not
exceed 150 units.
Also, hamlet development is required to proceed in depth
rather than in a scattered or strip manner. The proposed
modification wi] 1 encouragQ this form of developlueliL.
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REPORT NO. PD-63-93
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3.1.2
3.1.3
3.2
3.2.1
3.2.2
According to the 1991 Durham Region Official Plan, Tyrone
is also identified as a Hamlet. This document states that
area municipalities shall ensure that hamlet development be
phased and be compact in nature. Also, this Plan states
that only after the completion of a settlement capacity
study, shall the limits of a hamlet be determined. Since
a settlement capacity study has not been completed,
extension of the Hamlet boundaries for the purpose of
supporting additional residential development would not be
supported by Staff.
Both these Official Plans stress that rural development
shall be encouraged to take place within Hamlets.
Providing for growth in Tyrone obtains this objective.
Town of Newcastle Official Plan Policies
As discussed earlier in this report, further growth within
Tyrone cannot occur unless the Hamlet is recognized as a
"Hamlet for Growth". Tyrone is presently a Hamlet in which
development may only occur through infilling or through
minor extensions to existing development. The maximum
growth for Tyrone is currently 115 units. In order for
development to occur beyond these 115 units, the status of
Tyrone must be amended to a "Hamlet for Growth".
Currently within the Hamlet of Tyrone, some of the lands
possess a "Long Term Residential Expansion Area"
designation. The policies contained wi thin the Town's
Official Plan state that those lands designated "Long Term
Residential Expansion Areas" shall not develop until: all
short term residential expansion areas within the hamlet
are developed; and until such time as the status of the
hamlet has been changed to "Hamlet for Growth". However
this designation and associated poljci~R have not received
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REPORT NO. PD-63-93
PAGE 13
3.2.3
approval by the Ministry of Municipal Affairs. They were
deferred by the Ministry. staff through this modification
propose removing all policies making reference to this and
redesignating or deleting all areas possessing this
designation on the schedules to the Official Plan.
The Official Plan also states that in consideration of an
amendment to permit development on lands designated "Long
Term Residential Expansion Areas", a detailed engineering
report must be submitted and found to be acceptable. This
engineering report must address the impacts additional
growth would have on water supply, sewage disposal, and
surface drainage. This report should also identify any
servicing impacts that this growth may have on the existing
development and designated development areas of the Hamlet.
Lastly, the report must also identify any receiving
watercourses for stormwater run-off. Such a report has
been submitted for Staff's review and we are satisfied that
these issues have been adequately addressed.
4. PUBLIC MEETING AND SUBMISSION
Notice of the Public Meeting for this modification was placed in
local papers on March 24, 1993, and individual notices were
mailed out on March 23, 1993 to all residents and landowners
within the Hamlet of Tyrone and to those residents and
landowners located within 120 metres of the Hamlet boundaries.
5. THE TECHNICAL REPORT
5.1 In accordance with the provisions of the 1976 Durham Region
Official Plan and the Town of Newcastle Official Plan, both
applicants had Gibson and Associates prepare an Hydrogeological
Report for the lands subject to the respective Official Plan
Amendment applications (86-039jDjN, and 90-043jDjN). These two
reports both stated that the lands could support residential
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REPORT NO. PD-63-93
PAGE 14
development. However, the original reports did not adequately
address whether or not the proposals would impact upon existing
development of those areas identified for development.
Subsequent information was submitted which assessed the long-
term cumulative impact the proposals may have on the well water
supply and quality or on existing and future wells.
5.2 A peer review of the studies was conducted at the request of the
Regional Planning Department by Golder Associates Ltd., to
determine if these studies fulfilled the requirements of the
1991 Durham Region Official Plan.
Golder's Report provided the following conclusion.
"The hydrogeological studies and additional data relevant
to 90-043jD and 86-039jD (south and north of the hamlet
boundary) do not provide sufficient data, particularly with
respect to short term and long term ground water
interference conditions to satisfy the hydrogeological
requirements of a Settlement Capacity Study applicable to
the entire Hamlet of Tyrone".
The hydrogeological report appears to provide reasonable
assurances that there will be no impact on ground water quality
and that the existing aquifer is capable of providing normal
peak domestic yields to all wells. Gibson and Associates
further verified this information and has assured the Town that
there is enough capacity within the aquifer to provide potable
water to the units proposed in these two developments without
impacting future development. However, with respect to the
taking of abnormal quanti ties of water for purposes such as
irrigation or filling swimming pools, it was believed that the
aquifer could probably tolerate this activity for a limited
time. However, it was determined that if a well could not
provide abnormal yields, it would not impact existing wells as
they obtain their water from a shallower aquifer.
. . . .15
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REPORT NO. PD-63-93
PAGE 15
staff are also satisfied that the operation of septic systems
will have no adverse impact on the surrounding lands or on any
lands proposed for development within the Hamlet. We are also
satisfied that the effluent from the septic systems will not
have any adverse effect on ground water, surface water, Mackie
or Soper Creeks. As such, both Regional and Town Planning Staff
are now satisfied that the lands located within the Hamlet
boundary can support residential development.
6. SUMMARY AND CONCLUSION
6.1 The proposed modifications contained in this report are intended
to deal with the development applications and at the same time
to respond both to the Ministry of Municipal Affairs with
respect to the deferral areas identified as "Long Term
Residential Expansion". The existing Official Plan allows
Tyrone to grow up to 115 units. The proposed modification would
change the status of Tyrone to "Hamlet for Growth" with a
maximum of 140 units.
6.2 The proposed modification will eliminate all existing policies
with regard to "Long Term Residential Expansion Areas". This
removes those obstacles for development resulting from the
phasing provisions within the Official Plan and the status of
the hamlet as a "hamlet for infilling". As such this eliminates
the policy confusion created by the "short term" and "long term"
status of the residential expansion areas. Consequently the
MarchantjByam application and those Georgian Woods lands located
south of the existing Hamlet boundary will be able to proceed.
6.3 All outstanding plans of subdivision and rezoning applications
will continue to be processed and will not be recommended to
Council for approval until such time the Ministry accept and
approve the proposed modifications.
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REPORT NO. PD-63-93
PAGE 16
6.4 Based on our review and comments contained in this report, staff
recommend that the proposed modification as attached be approved
and that Official Plan Amendment applications 86-039jDjN and 90-
043jDjN be approved within the context of this modification.
Respectfully submitted,
Recommended for presentation
to the Committee
v~,
Franklin Wu, M.C.I.P.
Director of Planning
and Development
JAS*DC*HB*FW*cc
Attachment # 1 -
Attachment # 2 -
Attachment # 3 -
Deferral Areas - Tyrone Secondary Plan
Lands Subject to Development Applications
Proposed Modification
15 April 1993
Interested parties to be notified of Council and Committee's decision:
Mr. Ted Bowering
R. R. # 5
Bowmanville, Onto LIC 3K6
Mr. Ray Abbott
Abbott Drafting and Design
172 King street East
Oshawa, Onto LIH lB7
Mr. Lou Stavrokos
Tyrone Ratepayers Association
R. R. # 5
Bowmanville, Onto LIC 3K6
Greer Galloway Group Inc
1415 King street (Highway #2)
courtice, Onto L1E 2J6
Mrs. Lynn Todd
R. R. # 5
Bowmanville, ant. LIC 3K6
Locast Grove Farms
R. R. #5
Bowmanville, Onto L1C 3K6
Mr. Allan Smelko
W. Frank Real Estate Ltd.
80 Thickson Road South
Whitby, Onto L1N 7T2
Murray Marchant
5 Durham street
Bowmanville, Ont L1C lH4
Ms. Kathryn Harrison
Armstrong Harrison Assoicates
unit 1
1380 Hopkins Street
Whitby, Onto L1N 2C3
Kelvin Jones
214A Liberty st. N.
Bowmanville, Onto L1C 2M8
Grenville Byam
R. R. # 5
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REPORT NO. PD-63-93
PAGE 17
Evylin Stroud
89 Little Ave.
Bowmanville, Onto L1C lJ9
Ralph Vandenberg
R. R. # 5
Bowmanville, Onto L1C 3K6
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ATTACHMENT # 3
MODIFICATION TO AMENDMENT NO. 22 TO THE OFFICIAL PLAN OF THE
FORMER TOWNSHIP OF DARLINGTON
(NOW TOWN OF NEWCASTLE OFFICIAL PLAN)
PURPOSE:
The policies and designation relating to hamlet
development were deferred at the time of approval of
the Town of Newcastle Official Plan (Amendment No. 22
to the Official Plan of the former Township of
Darlington) in July, 1985. Although the hamlet
policies and designations were subsequently approved
on August 17, 1991, the policies and designations with
respect to 'Long Term Residential Expansion Areas'
were deferred for further consideration. The purpose
of this Modification is to address these deferred
items and specifically:
· to designate the Hamlet of Tyrone as a "Hamlet
for Growth" with a capacity for 140 residential
units;
· to redesignate two parcels of land from "Long
Term Residential Expansion" to "Residential
Expansion" (as shown on Exhibit "A") and to
designate certain lands as "Area Subject to
Development Restrictions", to permit the
development of a maximum of 26 residential units;
· to remove the "Long Term Residential Expansion"
designation from other lands and modify the
hamlet boundaries to remove those lands from the
hamlet (as shown as Exhibit "A");
· to extend the hamlet boundaries and designate a
2.17 ha (5.36 acre) parcel of land as
Residential Expansion in Part Lot 9, Concession
6, former Township of Darlington (as shown as
Exhibit "A") so as to implement the conditions of
draft approval by the Ministry of the Environment
with regard to Draft Plan of Subdivision 18T-
86062;
· to relocate two and delete one of the "Possible
Access Points".
· to amend Section 9 of the Official Plan to delete
all policies relat to" Term Res
'" ')0
- 2 -
LOCATION:
The lands subject to the Modification are located in
Part Lots 8 and 9, Concession 6, and Part Lots 8, 9,
and 10, Concession 7, former Township of Darlington
(Hamlet of Tyrone) .
ACTUAL
MODIFICATION: Amendment No. 22 to the Official Plan of the former
Township of Darlington (now Town of Newcastle Official
Plan) is hereby modified as follows:
1. By deleting the existing subsection 9.2 (i) in
its entirety and replacing it with the fOllowing
new subsection:
"9.2 i)
The Hamlets of Burketon station,
Enniskillen, Solina and Tyrone have
been designated as "Hamlet for
Growth". Generally, the following
growth limits shall apply:
Burketon station
Enniskillen
Solina 150
Tyrone 140
150 units total
200 units total
units total
units total
2. In Section 9.3 (i), by deleting all reference to
Tyrone.
3. In Section 9.4, by deleting Subsections (iii) and
(iv) in their entirety and renumbering the
remaining subsections accordingly.
4. By amending Schedule 9-4 as shown on Exhibit "A"
attached hereto.
]21
Attachment No. 3
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